HomeMy WebLinkAboutINNOVATION ISLAND - Filed CS-COMMENT SHEETS - 2007-11-28STAFF PROJECT REVIEW
Progressive Living Structures Date: 04/06/2005
c/o Vignette Studios/Terrance Hoaglund
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
Staff has reviewed your submittal for RIDGEWOOD HILLS, 4TH FILING, TRACTS
N d: T, PDP - #55-84N, and we offer the following comments:
ISSUES:
Department: Currant Planning Issue Contact: Steve Olt
Tope: Bw►ero/
Number: 89 Created: 4/6/2005
[4/6/05] The backing distance / emergency access needs in the 20' wide private
drives on Tract T present potential conflicts.
Number: 94 Created: 4/6/2005
[4/6/05] The applicant's response letter (dated 3/8/05) to City staff's comment
letter dated 12/8/04 does not include responses to the Current Planning comments
(#'s 62 - 69).
Number: 96 Created: 4/6/2005
[4/6/05] Please see Current Planning Department's red -lined plans for comments.
Topc. &.4ding
Number: 92 Created: 4/6/2005
[4/6/05] The drainage plan needs to show how the flows for the lots on the east side
of Tract N will be accommodated.
Topc: Lan lkw plan
Number: 95 Created: 4/6/2005
[4/6/05] Who is responsible for the jUjjW installation of plant materials in both
Tracts N S T? The Landscape Plans do not identify this.
Toper Lot d Power
Number: 90 Created: 4/6/2005
[4/6/05] Electric service to the dwelling units cannot come off private drives.
Page 1
MEETING DATE: August 22, 2005
ITEM: Habitat for Humanity - Affordable Housing and
Office/Retail @ the Southeast Corner of South Taft Hill
Road & West Harmony Road
APPLICANT: Vignette Studios
c/o Terence Hoaglund/Don Tiller
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
LAND USE DATA:
Request for 28 affordable multi -family residential units (townhomes) and an
18,000 square foot office/retail building on approximately 4.4 acres located at
the southeast corner of South Taft Hill Road and West Harmony Road. The
property is in the LMN - Low Density Mixed -Use Neighborhood Zoning District.
COMMENTS:
Jenny Nuckols of the Zoning Department offered the following
comments:
a. This property is in the LMN - Low Density Mixed -Use
Neighborhood Zoning District, being Division 4.4 of the Land Use
Code (LUC).
b. Multi -family residential and office/retail uses are permitted in the
LMN District, subject to an administrative (Type 1) review and
public hearing.
C. The proposed retail use is permitted only in a neighborhood center
in the LMN District.
d. The LMN District requires that a development proposal have a
density range of a minimum of 5 dwelling units per net acre and 8
dwelling units per gross acre. An affordable housing development
containing 10 acres or less may attain a maximum density of 12
dwelling units per gross acre of residential land.
e. Section 3.2.2 of the LUC defines the vehicle, bicycle, and
handicapped parking requirements for this development proposal.
For residential uses there are minimum parking requirements and
for non-residential uses there are maximum parking allowances.
f. There are Land Use and Development Standards in Division 4.4 of
the LUC that this development proposal must comply with.
g. This development proposal must comply with the applicable
General Development Standards as set forth in Article 3 of the
LUC, including but not limited to requirements for vehicle and
bicycle parking, handicapped parking, building setbacks,
landscaping, etc.
h. The property must be platted with this development request if it is
not already platted.
Please contact Jenny, at 416-2313, if you have questions about these
comments.
2. Sheri Wamhoff of the Engineering Department offered the following
comments:
a. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your PDP submittal. Please
contact Eric Bracke of the Traffic Operations Department, at
(970)224-6062, and Kurt Ravenschlag of the Transportation
Planning Department, at (970)416-2040, to schedule a "scoping"
meeting to discuss what information is needed in the TIS
pertaining to Level of Service for vehicle, pedestrian, bicycle, and
transit modes of transportation.
b. Prior comments from Traffic Operations are that no access will be
allowed off of South Taft Hill Road.
C. The TIS will need to discuss feasibility of full movement access into
the site.
d. Additional street right-of-way, if necessary, and utility easements
must be dedicated with the necessary subdivision plat for the
development.
e. Street oversizing fees will apply to this development. These fees are
based on vehicle trip generations by the development. Please
contact Matt Baker, at 224-6108, for more specific information on
the fees related to the intended land use.
f. The standard utility plan requirements must be submitted to the
City for review and approval.
g. This development will be subject to the Larimer County Road
Impact Fees.
h. Any public improvements associated with this development must
be built according to the Larimer County Urban Area Street
Standards (LCUASS).
i. Parking setbacks from streets must meet the standards set forth in
LCUASS.
This development will be responsible for a repay due for the South
Taft Hill Road and West Harmony Road improvements. Please
contact Matt Baker, at 224-6108, for information on the repay.
k. This development must repair or replace any damaged curb,
gutter, or sidewalk along its street frontages.
1. The layout and design of the development may have to
accommodate easements for utilities to go around the pump
station.
M. Please check for the sight distance easement needs for the access
points.
n. The applicant needs to meet and talk with the Poudre Fire
Authority regarding emergency access requirements and needs. A
fire lane is required.
Please contact Sheri, at 221-6750, if you have questions about these
comments.
3. Bruce Vogel of the Light & Power Department offered the following
comments:
a. There is existing City 3-phase power along South Taft Hill Road.
Electric service will enter this site at the southwest corner. There
do not appear to be any real problems associated with providing
electric service to this new development.
b. The normal electric development charges will apply to new
development on this property.
C. A utility coordination meeting for development on this property
should be held as soon as possible.
Please contact Bruce, at 224-6157, if you have questions about these
comments.
4. Roger Buffington of the Water/Wastewater Department offered the
following comments:
a. There is an existing 16" water main in West Harmony Road. If
Practical, the water main should loop through the site. The
applicant's engineer should schedule a meeting with the Water
Utilities to review.
b. There is an existing 8" sanitary sewer main in Center Gate Court
and an existing 8" sanitary sewer main at the corner of Lookout
Lane and Trail View Lane.
C. Repays will be due for the 16" water main in West Harmony road
and the Warren Lake Trunk Sewer.
d. The City's water conservation standards for landscaping and
irrigation systems will apply to this site. Information on these
standards can be obtained at the Water Department.
C. Plant investment fees and water rights will apply to this
development and they are normally due at time of issuance of
building permits. If this project qualifies as an affordable housing
project, plant investment fees and water rights may be deferred
until later in the building process.
Please contact Roger, at 221-6854, if you have questions about these
comments.
5. Glen Schlueter of the Stormwater Utility offered the following
comments:
a. The site is located within the McClelland/Mail Creek Basin, where
the new development fee is $3,717 per acre and that is subject to
the runoff coefficient reduction. The site is located within Inventory
Grid #4P.
b. The standard drainage and erosion control reports Plans are
required and they must be prepared by a professional en
registered in the State of Colorado. engineer
C. In the McClelland/Mail Creek drainage basin on -site detention is
required with a 0.2 cfs/acre release rate for the 10-year storm and
a 0.5 cfs/acre release rate for the 100-year storm. Extended
detention is required for water quality treatment. The Woodridge
system may have been sized for this site. If the applicant's design
engineer can verify that there would still be a requirement for
extended detention for water quality and there would be detention
required for the difference in the old rainfall and the present
rainfall requirements. Also, the imperviousness assumed would
need to be verified as being consistent with the previously
approved report, again, if the original report included this site in
sizing the detention.
d. The applicant was given a map showing the storm sewers and a
channel that drains the back of a row of lots on the north end of
the Overlook at Woodridge, Fourth Filing.
e. There are off -site flows that need to be considered. The applicant's
design engineer can get the master plan information and model
(SWMM) to evaluate the off -site flows that will need to pass
through the site. There may be some overflow of South Taft Hill
Road from the County developments to the west and it appears
that the back of the homes on Overlook Lane may drain onto the
site. The Stormwater inventory map shows a channel along the
back of the lots. These flows do not need to be detained but need to
pass through the site safely.
f. The site layout appears to be a little close to the south property
line to accommodate a drainage swale along the property line. Any
drainage swales must be in separate tracts and cannot be on
private properties.
g. The storm sewer shown on the utility map on the north side of
West Harmony Road does not exist yet and is an error on the map.
Please contact Glen, at 224-6065, if you have questions about these
comments.
6. The standard neighborhood and community parkland fees will apply to
each new residential dwelling unit in this development. These fees will be
collected at the time of issuance of building permits.
7. Michael Chavez of the Poudre Fire Authority offered the following
comments:
a. If the buildings are 3 stories in height or taller then they must be
fire sprinklered.
b. This development must provide a 20' wide unobstructed fire lane,
with 25' inside and 50' outside turning radii.
C. This development will provide campus addressing.
d. The water supply fighting fires must provide 1,500 gallons per
minute at 20 pounds per square inch.
C. There must be a fire hydrant within 300' of each building.
Please contact Michael, at 416-2869, if you have questions about these
comments.
8. Kurt Ravenschlag of the Transportation Planning Department offered
the following comments:
a. A TIS, for all modes of transportation, is required and must be part
of the PDP submittal.
b. Bicycle parking must be provided per Section 3.2.2(K)(4) of the
LUC.
C. Generally, the conceptual plan looks good.
Please contact Kurt, at 416-2040, if you have questions about these
comments.
9. Doug Moore of the Natural comments: Resources Department offered the following
a. A Fugitive Dust Control permit may be required from Larimer
County. If so, please contact the Larimer County Health
Department for their requirements.
b. Bicycle and pedestrian connections must be made to the
surrounding properties.
C. If curbside pick-up is not to be provided then the trash enclosures
for the development must be designed and constructed to provide
recycling.
d. Please use native plant and grasses.
e. An Ecological Characterization Study for this development
probably will not be required.
Please contact Doug, at 224-6143, if you have questions about these
comments.
10. Ken Waido of the Advance planning Department offered the following
comments:
a. This proposed development is considered to be a very important
affordable housing project for the City.
b. Staff will be sitting at the table with the developer and problem -
solving. It will be somewhat of a "hand -holding" development
review process.
C. Some impact fees could be delayed if the project is affordable
housing. The timing for collection of fees could be critical.
Please contact Ken, at 221-6753, if you have questions about these
comments.
STAFF PROJECT REVIEW
City of Fort Collins
Fort Collins Habitat For Humanity, Inc. Date: 10/21 /2005
C/O Vignette Studios - Don Tiller
144 North Mason Street, Suite 2
Fort Collins, CO 80524
Staff has reviewed your submittal for INNOVATION ISLAND, ODP - TYPE 2,
and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: General
Number: 11 Created: 10/21 /2005
110/21/051 Parcel B must reflect the density if it develops as multi -family
residential instead of commercial. 10 units/ 1.3 acres = 7.7 DU/AC.
Number: 12 Created: 10/21 /2005
110/21/051 Under the LAND USE BREAKDOWN, Parcel B must show both
Multi-Famfly Residential and Commercial as the proposed land uses. Also,
add another column showing Density for Parcels A & B (see red -lined ODP).
Number: 13 Created: 10/21 /2005
f 10/21/051 Please see the red -lined ODP for Current Planning's
comments.
Number: 14 Created: 10/21/2005
110/21/051 This item has been scheduled for the November 17, 2005
Planning & Zoning Board public hearing. Because of known concerns and
opposition from the surrounding neighborhood, this item will be on the
Board's discussion portion of the agenda.
Department: Engineering
DeLaughter
Topic: General
Number: 4
110/13/051 No Comments
Department: Light & Power
Topic: General
Issue Contact: Dan
Created: 10/ 13/2005
Issue Contact: Doug Martine
Number: 1 Created: 10/7/2005
[10/7/05) No Comments from Light & Power
Page 1
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 2 Created: 10/7/2005
[10/7/05] No issues.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 7 Created: 10/ 19/2005
[ 10/ 19/051 PREMISES IDENTIFICATION: Approved numerals or addresses
shall be provided for all new and existing building in such a position as to
be plainly visible and legible from the street or road fronting the property.
1997 UFC 901.4.4
A. In Multi -story buildings the following requirements shall pertain.
1. The first floor units shall be designated with 100's.
2. The second floor units with 200's
3. The third floor units with 300's, and so forth.
B. All brass letters and numerals shall be posted on a black background.
C. Some multi -family layouts may require address postings from the back
side as well as the front of the buildings.
D. A clockwise addressing pattern shall be maintained when ever possible.
E. An addressing scheme shall be submitted to the fire department for
approval prior to being posted on the building.
Number: 8 Created: 10/ 19/2005
[ 10/ 19/051 WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1500 gallons
of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2
Number: 9 Created: 10/ 19/2005
[10/ 19/051 These two conditions, if not met, would require the installation
of a fire sprinkler system.
1) Water Supply - If a hydrant, when required can not be provided for
whatever reason, a fire sprinkler system shall be provided.
2) Fire Apparatus Access - When any portion of the facility or any portion
of an exterior wall of the first story of the building is located more then
150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility it shall be fire sprinklered.
Page 2
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 10 Created: 10/ 19/2005
[ 10/ 19/051 Lighting standards for playground call for min of 5.Ofc. Parking
lot area minimum fc is 1.0. Need detailed planting schedule keyed to site
plan.
(Current Planning) This comment really relates to the Innovation Island,
First Fll(ng - PDP.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: General
Number: 5 Created: 10/ 17/2005
[10/17/051 No comments on ODP.
Department: Transportation Planning Issue Contact: Suit
Ravenschlag
Topic: General
Number: 6 Created: 10/ 18/2005
[ 10/ 18/051 No Comments
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 3 Created: 10/ 11 /2005
[10/11/051 No comments
Be sure and return all red -lined plans if/when you re -submit prior to the
scheduled November 17, 2005 Planning & Zoning Board public hearing.
If you have any questions regarding these issues or any other issues related
to this project, please feel free to call me at 221-6341.
Your
Steve Olt
City Planner
cc: Dan DeLaughter
Habitat for Humanity
Project File #40-05
Page 3
Topic: Oremll urniry p/an
Number: 91 Created: 4/6/2005
[4/6/05] Please add a line to the signature blocks on the utility plans for Light 6
Power.
Number: 97 Created: 4/6/2005
[4/6/05] Due to the tightness of the site it is imperative that a utility coordination
meeting be held as soon as possible to discuss potential utility service conflicts. Katie
Moore of the Engineering Department will assist the applicant with the scheduling of
this meeting.
Topic: RetainIng wall
Number: 93 Created: 4/6/2005
[4/6/05] Retaining wall design is needed in 2 locations.
Topic: Site plan
Number: 67 Created: 12/13/2004
[4/6/05] This is a repeat comment just as a reminder.
[12/13/04] The proposed 2 parking spaces/dwelling unit on Tract N limits the number
of bedrooms per unit to no more than 3.
Department: Engineering Issue Contact: Katie Moore
Topic: 6;v a l
Number: 23 Created: 11/30/2004
[3/27/05] Also, please provide spot elevations for ramps to ensure compliance with
ADA grades.
[11/30/04] Please use directional ramps with ADA truncated domes at all street
intersections. Please provide an additional ramp on the south side of Avondale to align
with a ramp from Woodrow Drive.
Number: 38 Created: 11/30/2004
(3/27/05)
[11/30/04] The utility plan checklist was reviewed for preliminary items only.
Additional comments will appear with more detailed review.
Number: 78 Created: 3/27/2005
[3/27/05] The drive aisles in the multifamily area need to be 24' wide to meet the
double -loaded parking requirement in the land use code. Also, where parking space is
provided in front of garage doors, a minimum of 20' should be provided so that cars
don't park and overhang the drive aisle/ernergency access.
Page 2
STAFF PROJECT REVIEW
Cityof Fort Collins
Fort Collins Habitat For Humanity, Inc. Date: 10/24/2005
c/o Vignette Studios - Don Tiller
144 North Mason Street, Suite 2
Fort Collins, CO 80524
Staff has reviewed your submittal for INNOVATION ISLAND, FIRST
FILING, PDP - TYPE 1, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building
Number: 47 Created: 10/24/2005
110/24/051 Rick Lee of the Building Department offered the following
comments:
a. He is providing a copy of the Codes & Standards that his department
will enforce. As stated on that sheet, there is a requirement to schedule
a pre -submittal meeting with the Building Department.
b. Provide accessibility per State Statute (CRS 9-5) and 1998 ANSI.
Please contact Rick, at 221-6760, if you have questions about these
comments.
Topic: General
Number: 45 Created: 10/24/2005
[10/24/051 Doug Moore of the Natural Resources Department indicated
that, after visiting the site, he has determined that neither an Ecological
Characterization Study or a Wetland Delineation will be required for this
development proposal.
Number: 48 Created: 10/24/2005
[10/24/051 Carl Jenkins of the Unites States Postal Service indicated
that mail service must be provided by a centralized delivery using a
minimum of 3 centralized box units (CBU's, 2 Industry Type III and 1 Type
1). Please revise the plan to show the required CBU locations as approved by
the U.S. Postal Service. In all cases the CBU's must be located in the public
right-of-way or a designated easement. Please be advised that the
responsibility of purchasing and maintaining the CBU's with the concrete
pads is that of the owner/developer/builder/HOA. Prior to occupancy
within the development approved mail receptacles must be in place. A
Page 1
Delivery Agreement must be in place prior to any delivery of mail. Contact
Carl Jenkins, Growth Coordinator, U.S/. Postal Service, 301 East
Boardwalk Drive, Fort Collins, CO., phone #970-225-4130, cell #970-214-
3668, fax #970-225-4139.
Topic: Landscape plan
Number: 46 Created: 10/24/2005
110/24/051 Tim Buchanan, the City Forester, indicated that, on the Final
Compliance Landscape Plan, the applicant must directly label the trees so
that species can be identified.
Topic: Site PIan
Number: 49 Created: 10/24/2005
[10/24/05] How will the proposed "emergency access" drive at the
southwest corner of the development be controlled?
Number: 50 Created: 10/24/2005
[ 10/24/051 Two types of fencing are being proposed but the plan is unclear
as to where the fences will actually be. Pleas expand this information on the
Site and Landscape Plans.
Number: 51 Created: 10/24/2005
[10/24/051 There is a required sight distance easement along West
Harmony Road that must be shown on the development plans (plat, Site
Plan, Landscape Plan).
Number: 52 Created: 10/24/2005
[10/24/051 The only bicycle rack shown on the Site Plan is at the
playground area. Is it safe to assume that all of the residents will park
bicycles in their attached garages?
Department: Engineering Issue Contact: Dan
DeLaughter
Topic: format
Number: 10 Created: 10/ 14/2005
[10/14/051 Please be sure all line types are differentiable.
Number: 11 Created: 10/ 14/2005
110/ 14/051 A legend must be included on each sheet, not just on one. (FC)
Number: 12 Created: 10/ 14/2005
[10/14/051 There are a few scanability issues- please refer to redlines for
comments, and refer to Appendix E-6 of LCUASS for scanability
requirements. (FC)
Page 2
Number: 15 Created: 10/ 14/2005
[10/14/051 The line type used for curb& gutter should be solid- please
revise. (FC)
Number: 20 Created: 10/ 14/2005
[ 10/ 14/051 Remove the landscape layer from all utility plan sheets. (FC)
Topic: General
Number: 9 Created: 10/ 14/2005
[ 10/ 14/051 Reference the nearest 2 benchmarks on the cover sheet. It
appears you are only referencing 1. (FC)
Number: 13 Created: 10/ 14/2005
110/ 14/051 You will need to provide a turnaround area for the parking
spaces to the south since there is no real continuity there.
Number: 14 Created: 10/ 14/2005
110/ 14/051 Please indicate a PFA approved barricade on your plans to
prevent public use of the Taft Hill access. (Detail for FC)
Number: 16 Created: 10/ 14/2005
[10/14/051 Please label and dimension all existing and proposed ROW.
Number: 17 Created: 10/ 14/2005
[10/14/051 Show concrete to the back of ROW for all proposed curb cuts
(label and hatch)
Number: 18 Created: 10/ 14/2005
[10/14/051 Please modify your sight distance easement variance request to
account for the added lane of traffic that must be crossed for the left turn.
The value you got from AASHTO is based off of a two-lane street.
Number: 19 Created: 10/ 14/2005
[ 10/ 14/051 Provide conduit for future undergrounding of overhead lines on
SW side of the site- this should be shown and labeled on the plans.
Number: 21 Created: 10/ 14/2005
[10/14/051 Are structures shown on the south side of the site retaining
walls? If so, label and provide a detail. If not, what are they? (FC)
Number: 22 Created: 10/ 14/2005
[10/14/051 What is the honeycomb type hatching shown in the access on
the grading plan? (FC)
Page 3
Number: 23 Created: 10/ 14/2005
[10/14/051 It appears that some utilities are not located in easements.
(addressed at meeting)
Number: 24 Created: 10/ 14/2005
[ 10/ 14/05) Please show existing offsite grades for a minimum of 50',
including the neighborhood to the south. Will any offsite grading be
necessary? If so, we need a letter of intent from the owner prior to hearing.
(FC)
Number: 25 Created: 10/ 14/2005
[10/14/051 Please show all features 150' min offsite, including existing
structures on the north side of harmony. (FC)
Number: 26 Created: 10/ 14/2005
[10/ 14/051 You are showing an outer curve radius of 30' in an emergency
access lane. The minimums required by PFA are 25' inner, 50' outer.
Please revise. (addressed- accepted by Ron Gonzales)
Number: 27 Created: 10/ 14/2005
[10/14/051 Please refer to redlines for additional comments and revisions
Number: 39 Created: 10/ 19/2005
[ 10/ 19/051 All newly installed sidewalks are to be 6" minimum thickness.
You are showing our old details with 4". Please revise per Standard
Drawing 1601.
Number: 40 Created: 10/ 19/2005
(10/19/051 Add standard street cut note: "Limits of street cut are
approximate. Final limits are to be determined in the field by the City
Engineering Inspector. All repairs to be in accordance with City street
repair standards."
Topic: Technical Seruices
Number: 31 Created: 10/ 18/2005
[10/18/051 Tech. services comment: See typo in title
Number: 32 Created: 10/ 18/2005
[ 10/ 18/051 Tech. services comment: Please show how Taft Hill & Harmony
were dedicated.
Number: 33 Created: 10/ 18/2005
[10/ 18/051 Tech. services comment: Is all of Lot 1 a
Utility/Drainage/Private Access easement? Note on Sheet lis confusing.
(Where will the structure be placed on Lot 1?)
Page 4
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape plan
Number: 1 Created: 10/7/2005
[10/7/05] There is an existing streetlight on Taft Hill Rd., approximately 20
ft. south of this site. The location of the most southerly street tree will need
to be adjusted to provide a minimum of 40 ft clearance between the light
and the tree. As an alternative, the tree could be changed to an ornamental
type which requires only a 15 ft. clearance.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 2 Created: 10/7/2005
[10/7/05] No issues.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 41 Created: 10/ 19/2005
[10/ 19/05] Emergency Access Easement: The private drive shall be platted
as a "Emergency Access Easement" on the final Plat.
Number: 42 Created: 10/ 19/2005
[ 10/ 19/051 Addressing: Unit and Building address shall be posted on both
sides of the buildings. (Sidewalk side & garage side).
Number: 43 Created: 10/ 19/2005
[ 10/ 19/051 Water Supply: Fire hydrant locations are approved. Fire
hydrant flow shall be 1500 gpm w/20 psi residual.
Number: 44 Created: 10/ 19/2005
[ 10/ 19/05] This project will NOT require the use of Fire Sprinklers.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Drainage
Number: 28 Created: 10/ 17/2005
[ 10/ 17/05] In order to minimize the amount of untreated flows coming off
the site, please add a note to the grading plans stating that all downspouts
from the Building A along Harmony will be directed to the south.
Topic: Drainage Report
Number: 30 Created: 10/ 17/2005
[10/17/051 Good job on the written portion of the report explaining the
design constraints that controlled the design of the stormwater facilities for
this site. Thanks.
Page 5
Topic: Grading the Swale along the south property line looks to very
close to the edge Qf
Number: 29 Created: 10/ 17/2005
[10/ 17/051 The swale on the south side of Building B looks very tight,
please provide a cross-section at that location verifying that the proposed
grading will work for that area.
Topic: Sewer
Number: 38 Created: 10/ 18/2005
[10/18/051 Please relocate sanitary line to avoid water quality outlet
structure.
Since the landscaping in the Woodridge HOA tract will be disturbed during
boring operations, please add a note stating that the landscaping will be put
back to an equal or better condition to what it was before construction
operations.
Please make sure that the sanitary line has a minimum 4 feet of cover as it
crosses under the proposed water quality pond.
Topic: water
Number: 37 Created: 10/ 18/2005
[10/ 18/051 Please call out all water lines appurtenances: valves, thrust
blocks, swivel Ts, curb stops, meter pits etc...
It is suggested that a 6 " line be used to serve Buildings D and E. Please
use a valve to isolate that line from the rest of the development.
Call out all existing water lines, call out which ones are district and which
ones are City.
Department: Traffic Operations Issue Contact: Eric Bracke
Topic: Traffic Engineering
Number: 8 Created: 10/ 12/2005
[10/12/051 The access onto Taft Hill Road is to be an emergency access
ONLY. Please have the access blocked off with bollards.
Department: Transportation Planning Issue Contact: Kurt
Ravenschlag
Topic: Technical Services
Number: 34 Created: 10/ 18/2005
[ 10/ 18/051 Walkways should be 6' in width if attached to driveway.
Number: 35 Created: 10/18/2005
[ 10/ 18/051 A direct walkway needs to be provided to connect building D
with play area to eliminate the two drive way crossings as currently shown.
Page 6
Number: 36 Created: 10/ 18/2005
[10/18/051 Provide access ramps for handicap parking stall located near
playground.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 3 Created: 10/ 11 /2005
[10/11/051 There needs to be a note on the Cover Sheet (sheet 1 of 6) to the
effect that this is a qualifying affordable housing project.
Number: 4 Created: 10/ 11 /2005
[ 10/ 11 /05) A 6' high solid fence is required along the parking areas on the
south side of the lot. There's a note on the site plan showing an "existing
fence @ south property line", but it's unclear how tall that fencing is, and if
it's all along the south lot line. If it's all along the south lot line, then a note
should be added stating that in the event the homeowners to the south
remove their fence, then the developer or HOA will be responsible for
constructing a fence to screen the parking spaces as required.
Number: 5 Created: 10/ 11 /2005
[ 10/ 11 /05) A 5' wide landscape strip is required along the east lot line
adjacent to the driveway and 3 parking spaces unless the driveway will also
provide access to the future commercial phase on Lot 2. If it will provide
such access, then a note to that affect should be on the plan.
Number: 6 Created: 10/ 11 /2005
[10/ 11/05) Section 3.5.2(D)(1) requires a minimum building setback of 30'
from the ROW of an arterial street. It appears that the building setback
along the Taft Hill ROW is less than that.
Number: 7 Created: 10/ 11 /2005
[10/11/05] Where is bicycle parking going to be provided?
This item has been scheduled for the November 17, 2008 Planning &
Zoning Board public hearing, concurrent with the Innovation Island, ODP.
The ODP will be heard first, followed by this PDP.
It is not necessary to re -submit plans based on these comments before
going to public hearing on November 17th. They can be addressed with the
Final Compliance submittal. Please check with me for submittal
requirements prior to submitting Final Compliance plans Be sure and
return all red -lined plans if/when you re -submit.
Page 7
If you have any questions regarding these issues or any other issues related
to this project, please feel free to call me at 221-6341.
Yours Truly,
I
*te'OLlt
City Planner
cc: Dan DeLaughter
Habitat for Humanity
Interwest Consulting Group
King Surveyors
Project File #40-05A
Page 8
5
Innovation Island
Response to PDP staff review comments dated October 24, 2005.
ISSUES:
Department: Current Planning
Topic: Building
Issue Contact: Steve Olt
Number: 47 Created: 10/24/2005
[10/24/05] Rick Lee of the Building Department offered the following
comments:
a. He is providing a copy of the Codes & Standards that his department
will enforce. As stated on that sheet, there is a requirement to schedule a
pre -submittal meeting with the Building Department.
b. Provide accessibility per State Statute (CRS 9-5) and 1998 ANSI.
Please contact Rick, at 221-6760, if you have questions about these
comments.
11'nder toad
Topic: General
Number: 45 Created: 10/ 24 / 2005
[10/24/05] Doug Moore of the Natural Resources Department indicated
that, after visiting the site, he has determined that neither an Ecological
Characterization Study or a Wetland Delineation will be required for this
development proposal.
Thcanics.
Number: 48
Created: 10/ 24 / 2005
[10/24/05] Carl Jenkins of the Unites States Postal Service indicated
that mail service must be provided by a centralized delivery using a
minimum of 3 centralized box units (CBU's, 2 Industry Type III and 1 Type
1). Please revise the plan to show the required CBU locations as approved by
the U.S. Postal Service. In all cases the CBU's must be located in the public
right-of-way or a designated easement. Please be advised that the
responsibility of purchasing and maintaining the CBU's with the concrete
pads is that of the owner/ developer/ builder/ HOA. Prior to occupancy
within the development approved mail receptacles must be in place. A
Delivery Agreement must be in place prior to any delivery of mail. Contact
Carl Jenkins, Growth Coordinator, U.S/. Postal Service, 301 East
Boardwalk Drive, Fort Collins, CO., phone #970-225-4130, cell #970-214-
3668, fax #970-225-4139.
This has been added to the site plan.
Topic: Landscape plan
Number: 46
Page 1
Created: 10 / 24 / 2005
A
[10/24/05] Tim Buchanan, the City Forester, indicated that, on the Final
Compliance Landscape Plan, the applicant must directly label the trees so
that species can be identified.
This has been dine on the final plans.
Topic: Site Place
Number: 49 Created: 10 / 24/ 2005
[10/24/051 How will the proposed "emergency access" drive at the
southwest corner of the development be controlled?
A PFA approved barricade is now shown on the plan.
Number: 50 Created: 10/ 24/ 2005
[10/24/05] Two types of fencing are being proposed but the plan is unclear
as to where the fences will actually be. Please expand this information on
the Site and Landscape Plans.
TF.d.s i4v=.c been done.
Number: 51 Created: 10/ 24 / 2005
[10/24/05] There is a required sight distance easement along West
Harmony Road that must be shown on the development plans (plat, Site
Plan, Landscape Plan).
The sight distance lines and acs'rcfatc-d ecsernertt has been shown as
Number: 52 Created: 10/24/2005
[10/24/05] The only bicycle rack shown on the Site Plan is at the
playground area. Is it safe to assume that all of the residents will park
bicycles in their attached garages?
It is expecr"c d that rezit2znts x!' L
gar es. The playground area bicycle rack is,fcr dae` icsave only, not
bicycle storage.
Department: Engineering Issue Contact: Dan
DeLaughter
Topic: format
Number: 10 Created: 10/ 14/2005
[10/ 14/05] Please be sure all line types are differentiable.
'Z,F'e.'sj::e..ka.cat-l'on ..1>.s
Number: 11 Created: 10/ 14/2005
[10/ 14/05] A legend must be included on each sheet, not just on one. (FC)
l..cra-, 7Lent eleied;:,Sr previous agr C-C=c^"kt With Dan. h Esge d is
acCe tang crt ti,-,e E C:J "sheet crlu.
Number: 12
Created: 10/ 14/2005
Page 2
Created:3/29/2005
[3/29/05] The City intends to grant the sight distance easement variance request, but
first needs a simplified revised request. Please revise and resubmit.
Number: 88 Created: 3/29/2005
[3/29/05] Please see redlines for any additional comments.
To#c: Lan&ww fk+
Number: 14 Created: 11/30/2004
[3/27/05] What about gas/electric?
[11/30/04] Please show utility locations on the landscape plan, including services, and
add the utility separation note calling out required distances between utilities and
trees/shrubs.
Number:15
Number: 79 Created: 3/27/2005
[3/27/05] Please revise all plans to meet sconability requirements in LCUASS
Appendix E-6.
Number: 86 Created: 3/27/2005
[3/27/05] please remove the landscape plans from the utility plan set.
Number: 87
Created: 11/30/2004
[3/27/05] Please show the easements, not the sight lines.
[il/30/04] Show all sight distance easements on the landscape plan.
To#c: owra// Uff/Ity plan
Number: 24 Created: 11/30/2004
13/27/05]
[11/30/04]Please label/dimension ROW and easements, all sidewalk, parkway, and
driveway widths.
Number: 25 Created: 11/30/2004
[3/27/051 Driveways should be held at their minimum widths for at least a car length
(20')•
[11/30/04] Driveways should be a minimum of 28' for the ones shown. Driveways not
yet shown for single-family lots can be min.12' wide.
Page 3
[10/ 14/051 There are a few scanability issues- please refer to redlines for
comments, and refer to Appendix E-6 of LCUASS for scanability
requirements. (FC)
Understood.
Number: 15 Created: 10/ 14/2005
[10/ 14/05] The line type used for curb&, gutter should be solid- please
revise. (FC)
This has been revised.
Number: 20 Created: 10 / 14 / 2005
[10/ 14/05] Remove the landscape layer from all utility plan sheets. (FC)
Done.
Topic: General
Number: 9 Created: 10/ 14/2005
[10/ 14/051 Reference the nearest 2 benchmarks on the cover sheet. It
appears you are only referencing 1. (FC)
fi second t er cFLrr war€, cr%11 be act"
Co 4fxe J al .submfttar' cover sFcce-t.
Number: 13 Created: 10/ 14/2005
[10/14/05] You will need to provide a turnaround area for the parking
spaces to the south since there is no real continuity there.
f turn around area has been provided by elimination of two of the
Parking spaces.
Number: 14 Created: 10/ 14/2005
[10/ 14/05] Please indicate a PFA approved barricade on your plans to
prevent public use of the Taft Hill access. (Detail for FC)
A note has been added identffuing the PFA approved barricade.
Number: 16 Created: 10/ 14/2005
[10/ 14/05] Please label and dimension all existing and proposed ROW
Done.
Number: 17 Created: 10/ 14/2005
110/ 14/05] Show concrete to the back of ROW for all proposed curb cuts
(label and hatch)
'.Zone.
Number: 18 Created: 10/ 14/2005
[10/ 14/05] Please modify your sight distance easement variance request to
account for the added lane of traffic that must be crossed for the left turn.
The value you got from AASHTO is based off of a two-lane street.
Done.
Page 3
Number: 19 Created: 10 / 14 / 2005
[10/ 14/05] Provide conduit for future undergrounding of overhead lines on
SW side of the site- this should be shown and labeled on the plans.
Dcne.
Number: 21 Created: 10 / 14 / 2005
[10/14/05] Are structures shown on the south side of the site retaining
walls? If so, label and provide a detail. If not, what are they? (FC)
There are no prc•:pased retaining walls on the site. v a believe you are
ro errilag to tLe rip -pep pacs at- the Ctorm drF aF9_,, 415..;.t a: Il y0ints. TI-Le
riprap has been labeled on the glans.
Number: 22 Created: 10/ 14/2005
[10/14/051 What is the honeycomb type hatching shown in the access on
the grading plan? (FC)
'Mat ie c"c �`.w rL.. �?`:a.r`{:L :._ DiL.:rLac-e Lac -5 ..
Number: 23 Created: 10/ 14/2005
110/ 14/05] It appears that some utilities are not located in easements.
.fSCI'dret�.sed at: rttiLily(a"
Number: 24 Created: 10 / 14 / 2005
[10/ 14/05] Please show existing offsite grades for a minimum of 50',
including the neighborhood to the south. Will any offsite grading be
necessary? If so, we need a letter of intent from the owner prior to hearing.
(FC)
_.a've U'-len CC].t" tO :1' �. 17.Ls rQ _: I d :10: 0.fl`5" :
grading id ativir.€ _ , i li ti:,e exception of the sanitary sewer work to
be Performed ,' tLin the eextisLing Utility Z_Qs'9=ker_t c f Le V_6jaG'an't
development. TLerefore, no letter of int'ant Cr perai'ission iS re �iL i G Cl.
Number: 25 Created: 10/ 14/2005
110/ 14/05] Please show all features 150' min offsite, including existing
structures on the north side of harmony. (FC)
FeY i:Jrec Lt'c;C' ' ne ll &"":_ "-n P- requ stedt.
Number: 26 Created: 10/ 14/2005
[10/ 14/05] You are showing an outer curve radius of 30' in an emergency
access lane. The minimums required by PFA are 25' inner, 50' outer.
Please revise.
Zxisting .adius's gee L a:: G and accepted lcy Rcn C7cazale€.
Number: 27 Created: 10/ 14/2005
[10/ 14/05] Please refer to redlines for additional comments and revisions
b'.CLdit«&nal CC :("::Y?1G.2..v j..,iui been cGrlA
Page 4
Number: 39 Created: 10/ 19/2005
[10/ 19/05] All newly installed sidewalks are to be 6" minimum thickness.
You are showing our old details with 4". Please revise per Standard
Drawing 1601.
Done.
Number: 40 Created: 10/ 19/2005
[10/ 19/05] Add standard street cut note: "Limits of street cut are
approximate. Final limits are to be determined in the field by the City
Engineering Inspector. All repairs to be in accordance with City street
repair standards."
.Done.
Topic: Technical Services
Number: 31 Created: 10/ 18/2005
[10/ 18/051 Tech. services comment: See typo in title
,f7,ne.
Number: 32 Created: 10/ 18/2005
[10/ 18/05] Tech. services comment: Please show how Taft Hill 8v Harmony
were dedicated.
Rocord5rzg references 5eve been added zo t?ee Final 71at..
Number: 33 Created: 10/ 18/2005
[10/ 18/05] Tech. services comment: Is all of Lot 1 a
Utility/Drainage/Private Access easement? Note on Sheet lis confusing.
(Where will the structure be placed on Lot 1?)
Easements have been ctar€flcd on plans.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape plan
Number: 1 Created: 10 / 7 / 2005
[10/7/05] There is an existing streetlight on Taft Hill Rd., approximately 20
ft. south of this site. The location of the most southerly street tree will need
to be adjusted to provide a minimum of 40 ft clearance between the light
and the tree. As an alternative, the tree could be changed to an ornamental
type which requires only a 15 ft. clearance.
Done.
Department: Natural Resources
Topic: General
Number: 2
[10/7/05] No issues.
Thank you.
Issue Contact: Doug Moore
Created: 10/7/2005
Page 5
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 41 Created: 10/ 19/20G5
[10/ 19/05] Emergency Access Easement: The private drive shall be platted
as a "Emergency Access Easement" on the final Plat.
U do vteNoEd.
Number: 42 Created: 10/ 19 / 2005
[10/ 19/05] Addressing: Unit and Building address shall be posted on both
sides of the buildings. (Sidewalk side 8s garage side).
A general note has been added.
Number: 43 Created: 10/ 19 / 2005
[10/ 19/05] Water Supply: Fire hydrant locations are approved. Fire
hydrant flow shall be 1500 gpm w/20 psi residual.
.d.
Number: 44 Created: 10/ 19/2005
[10/ 19/051 This project will NOT require the use of Fire Sprinklers.
Understood.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Drainage
Number: 28 Created: 10/ 17/2005
[10/17/051 In order to minimize the amount of untreated flows coming off
the site, please add a note to the grading plans stating that ail downspouts
from the Building A along Harmony will be directed to the south.
Due to construction restrictions those downspouts, were not able to be
directed sottth. Therefore, a perous lLa=dsc:;a e r,°atsr c aality area has
beerT added. to trest the rume f frc= tLtis &rcs..
Topic: Drainage Report
Number: 30 Created: 10 / 17 / 2005
[10/ 17/05] Good job on the written portion of the report explaining the
design constraints that controlled the design of the Stormwater facilities for
this site.
, 1 anks.
Topic: Grading the swale along the south property line looks to very
close to the edge of
Number: 29 Created: 10/ 17/2005
[10/ 17/05] The swale on the south side of Building B looks very tight,
please provide a cross-section at that location verifying that the proposed
grading will work for that area.
Lorae.
Page 6
Topic: Sewer
Number: 38 Created: 10/ 18/2005
[10/ 18/05] Please relocate sanitary line to avoid water quality outlet
structure.
The sanitary line has been. realigned as requested.
Since the landscaping in the Woodridge HOA tract will be disturbed during
boring operations, please add a note stating that the landscaping will be put
back to an equal or better condition to what it was before construction
operations.
A general note has been added to this effect.
Please make sure that the sanitary line has a minimum 4 feet of cover as it
crosses under the proposed water quality pond.
DOT-Ce.
Topic: Water
Number: 37 Created: 10/ 18/2005
[10/ 18/05] Please call out all water lines appurtenances: valves, thrust
blocks, swivel T's, curb stops, meter pits etc...
It is suggested that a 6 " line be used to serve Buildings D and E. Please
use a valve to isolate that line from the rest of the development.
Dan^.e.
Call out all existing water lines, call out which ones are district and which
ones are City.
Done.
Department: Traffic Operations Issue Contact: Eric Bracke
Topic: Traffic Engineering
Number: 8 Created: 10 / 12 / 2005
[10/ 12/051 The access onto Taft Hill Road is to be an emergency access
ONLY. Please have the access blocked off with bollards.
Bone.
Department: Transportation Planning Issue Contact: Kurt
Ravenschlag
Topic: Technical Services
Number: 34 Created: 10/ 18/ 2005
[10/ 18/05] Walkways should be 6' in width if attached to driveway.
Understood.
Number: 35 Created: 10/ 18/2005
[10/ 18/05] A direct walkway needs to be provided to connect building D
with play area to eliminate the two drive way crossings as currently shown.
Dcr e.
Page 7
Project Comments Sheet
Selected Departments
City of Fort Collins
Department: Engineering
Date: January 17, 2006
Project: ARCADIA PDP - TYPE II
All comments must be received by Ted Shepard in Current Planning, no later than
the staff review meeting:
January 18, 2006
Note - Please identify your redlines for future reference
Issue Contact: Dan DeLaughter
Topic: Details
Number: 27 Created: 1/16/2006
[1/16/061 What is the private drive intersection detail for? If it is for Wood Ln., an offsite
easement will be needed to do any grading or construction.
Number: 28 Created: 1/16/2006
[1/16/06] Where are subdrains being proposed? There is a detail provided but none are
indicated on the plans.
Topic: General
Number: 9 Created: 1/16/2006
[1/16/061 A variance request is required for this project since the minimum driveway
separation standard is not being met. For an arterial street, the required distance is 330'
between Wood Lane and the west site access.
Topic: Grading Plan
Number: 15 Created: 1/16/2006
[1/16/06] Note what is to be constructed with this project. It is unclear what is new and
existing and how your Willox design will tie in.
Number: 16 Created: 1/16/2006
[1/16/06] Scanability-need to fix overlapping text. Please refer to Appendix E-6 in LCLIASS.
Number: 17 Created: 1/16/2006
[1/16/06] Driveways should be dimensioned.
Number: 18
Signature
Created: 1 /1612006
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other_
Utility Redline Utility Landscape
Page 1
11/16/06] Specify the type of curb being used.
Number: 19 Created: 1/16/2006
[1/16/061 For the 2 retaining walls shown on the eastern part of the site, label the heights
and provide spot elevations for top and bottom. Provide construction details if walls are
higher than 2'. The structures, including footings may not cross onto adjacent property
(without obtaining an offsite easement) or into utility easements.
Number: 20 Created: 1/16/2006
[1/16/06] Offsite grading must be shown a minimum of 50' to be sure that you're tying in
properly to existing topo.
Topic: Overall Utility Plan
Number: 21 Created: 1/16/2006
(1/16/061 Label and dimension all easements, ROW, and property lines.
Number: 22 Created: 1/16/2006
[1/16/06] Show the approximate limits of street cut and provide the city's standard street cut
note: "Limits of street cut are approximate. Final limits are to be determined in the field by
the City Engineering Inspector. All repairs to be in accordance with City street repair
standards."
Topic: Plan & Profrle
Number: 23 Created: 1/16/2006
[1/16/06] Arterial crosspans are to be 10' wide and 1.5" deep. Please revise. Please label
all crosspans as such.
Number: 24
[1/16/06] Please station all driveways.
Created: 1/16/2006
Number: 25 Created: 1/16/2006
11/16/06] Notes reference page numbers not in this plan set.
Number: 26 Created: 1/16/2006
[1/16/06] Preliminary Willox design must be completed prior to hearing. This must include a
centerline profile and updated striping plan, showing dimensions and transitions back to
existing street. Also, left turn lanes are required on all arterials, so these must also be
included for both site entrances.
Number: 29 Created: 1 /17/2006
[1/17/06] If the Willox cross-section is going to be changed, you may need to do some
additional grading to make the storm inlet work.
Topic: Plat
Number: 10 Created: 1/16/2006
[1/16/06] Tracts are unclearly labeled. Are you intending them to be easements? If so
label as "drainage easement and private access." (Do not say private access easement,
since all easements are dedicated to the city for public use). Also, note what purpose the
private access is for.
Number: 11
Created: 1/16/2006
Page 2
[1/16106] There appear to be 2 Tract A's. Provide documentation (reception #, etc.) of the
boundary line adjustment shown.
Number: 12 Created: 1/16/2006
[1/16/06] The 15' utility easement is shown overlapping the existing house. This is not
allowed. If you wish to reduce the easement width, a variance request will be required.
Number: 13 Created: 1/16/2006
[1/16/06] Provide a letter of intent indicating the willingness of the mobile home park to
grant the off -site utility easement shown.
Number: 14 Created: 1/16/2006
[1/16/06] Add street names.
Page 3
aSTAFF PROJECT REVIEW
City of Fort Collins
FORT COLLINS HABITAT FOR HUMANITY Date: 06/05/2006
c/o Don Tiller - Vignette Studios
144 North Mason Street, Suite 2
Fort Collins, CO 80524
Staff has reviewed your submittal for INNOVATION ISLAND, FIRST FILING
- FINAL PLANS (TYPE 1), and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Landscape plan
Number: 87 Created: 6/ 5 / 2006
[6/5/06] There is some overlapping information on Sheet 3 of 7 of the
Landscape Plan that is somewhat illegible.
Number: 88 Created: 6/ 5 / 2006
[6/5/06] The wrought iron fences should be labeled as such on Sheet 3 of 7
of the Landscape Plan.
Number: 89 Created: 6/ 5/ 2006
[6/5/06] Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies
the building owner to be responsible for plantings in public street rights -of -
way. General Note 2 on the Site Plan specifies landscaping within adjacent
right-of-way to be maintained by the Homeowner's Association (HOA). Are
the building owners and HOA one in the same?
Number: 90 Created: 6/ 5 / 2006
[6/5/06] Additional trees for screening of car headlights into homes to the
south should be planted at the south end of the drives/parking spaces east
of Buildings B & C on Sheet 4 of 7 of the Landscape Plan.
Number: 91 Created: 6/5/2006
[6/5/06] Call out the footing depths for the 3' & U high wrought iron fence
details on Sheet 4 of 7 of the Landscape Plan.
Topic: Lighting
Number: 92 Created: 6/ 5 / 2006
[6/5/06] On the Lighting 8s Photometric Plan there is a note stating ...
"Type "A" luminaire is a standard product for Fort Collins street lighting and
may be provided and installed by the City of fort Collins utility department".
As City staff previously questioned, why would City Light 8a Power provide
and install these lights on private property and have they indicated that
they would?
Page 1
Number: 93 Created: 6/ 5/ 2006
[6/5/06] The Light & Power Department indicated that the southerly
street tree along South Taft Hill Road must be adjusted to meet the City's
street light/street tree separation requirement of 40' for deciduous trees and
15' for ornamental trees. As shown on Sheet 4 of 7 of the Landscape Plan,
the most southerly proposed tree, south of the emergency drive into the
property, is an ornamental tree (Turkish Hazel) and appears to be almost 40'
from what appears to be a street light.
Topic: Site Plan
Number: 83 Created: 6/ 5 / 2006
[6/5/06] Change the year to 2006 in the signature blocks on Sheet 1 of 7,
Site Plan.
Number: 84 Created: 6/ 5 / 2006
[6/5/06] General Note 2 on the Site Plan specifies landscaping within
adjacent right-of-way to be maintained by the Homeowner's Association
(HOA). Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the
building owner to be responsible for plantings in public street rights -of -way.
Are the building owners and HOA one in the same?
Number: 85 Created: 6/ 5/2006
[6/5/06] The utilities (lines) should be removed from the Site Plan;
however, they should remain on the Landscape Plans.
Number: 86 Created: 6/ 5/2006
[6/5/06] The new 3' &, 6' high wrought iron fences should be labeled on the
Site Plan. This reference could be done just in the Site Plan Legend as long
as the graphic line symbols are the same in the legend and on the plan
(which they are not currently).
Department: Engineering Issue Contact: Dan
DeLaughter
Topic: General
Number: 14 Created: 10/ 14/2005
[5/ 15/06] Please provide a detail.
[10/ 14/051 Please indicate a PFA approved barricade on your plans to
prevent public use of the Taft Hill access. (Detail for FC)
Number: 19 Created: 10 / 14 / 2005
[5/ 15/06] Length and location are not entirely clear.
[10/ 14/05] Provide conduit for future undergrounding of overhead lines on
SW side of the site- this should be shown and labeled on the plans.
Page 2
Number: 27 Created: 11/30/2004
[3/27/05] Gas and electric need to be addressed. The Utilities have concerns about
serving this project, especially the multifamily to the south. Please call to arrange a
Utility coordination meeting prior to re -submittal.
[11/30/04] Since the single-family lots are so narrow along the east side of Woodrow
and the south side of Triangle east of Woodrow, please show service locations and
driveway locations now. It needs to be seen whether everything can fit, along with the
street trees.
Topic: Plot
Number: 3 Created: 11/30/2004
[3/27/05] Since the easement to be vacated is a City easement, please remove this
vacation statement and simply note on the plat the easements to be vacated by this
plat.
[11/30/04] Regarding the vacation statement: The parties to which the easements
are dedicated are the ones that must sign this plat in order to vacate those easements.
To whom were the easements dedicated?
Number: 5 Created: 11/30/2004
[3/27/05]
[11/30/04] Show match lines on sheets 3-6 and/or reduce the scale of the drawings -
the large scale makes the plat confusing. This plat could probably fit on 1-2 sheets and
would be much clearer to see what's going on that way.
Number: 6 Created: 11/30/2004
[3/27/05]
[11/30/04] Sheet 2: What exactly is this sheet supposed to be? Is it really
necessary?
Number: 9 Created: 11/30/2004
[3/27/05] The radii required by the Land Use Code are in place because the fire
department needs wider areas around turns because of truck overhangs. Having 30'
and 50' radii actually narrows the width of the easement they would be able to use.
Please revise and/or obtain approval from PFA for alternate radii.
[11/30/04] Emergency access easements require 25' interior radii and 50' exterior
radii (same centerpoint) around curves unless otherwise approved by PFA. Revise as
needed. Also, Emergency Access Easements should be located in the drive aisle only,
and should not overlap parking, curbing, landscaping, or any other impediments.
Page 4
Number: 54 Created: 5 / 26/ 2006
15/26/061 Please see redlines for additional minor revisions.
Number: 55 Created: 5 / 26/ 2006
[5/26/06] Cover Sheet:
1. Street labeled as Horsetooth Road should actually be W. County Rd. 38E
2. Provide 2 benchmarks.
3. Some line types in the legend are still difficult to see.
Number: 62 Created: 5/ 26 / 2006
[5/26/06] Provide a detail for the fire access barricade in the detail sheets.
Number: 63 Created: 5 / 26 / 2006
[5/26/061 Striping in the parking area is too light to show up.
Number: 64 Created: 5 / 26/ 2006
[5/26/06] Please modify note 5 on sheet 6 to include any features and
utilities in the Tract. The low wall and fence are not mentioned.
Number: 66 Created: 5 / 26 / 2006
[5/26/06] Please add the standard street cut note where cuts are shown
rather than the "5' sawcut each side" note.
Number: 67 Created: 5 / 26/ 2006
[5/26/06] Cable and gas utilities appear to be running in the bottom of the
drainage ditch. Are the utilities ok with being in the ditch? And is there
anything in the drainage easement language that would prevent the ability
to locate utilities here? It may be a maintenance issue.
Number: 68 Created: 5 / 26/ 2006
[5/26/06] Please move the fence on the north side of the property back
behind the easement line. Permission from utilities would be needed to
encroach on the easement.
Number: 70 Created: 5 / 26 / 2006
[5/26/06] The underdrain design is lacking in detail. How does the
transition from pipe to sidewalk chase work? You have 8" of gravel layer
tying into a 6" sidewalk culvert.
Number: 73 Created: 5/ 26/ 2006
[5/26/061 The drainage ditch water level is shown to come up right to the
base of the fence along the south property line. If the fence ever has to be
rebuilt on your side, it doesn't seem that you'd be able to do it without
either encroaching on the ditch, or the neighboring property.
Page 3
Number: 74 Created: 5 / 26/ 2006
[5/26/06] It is unclear how the grading will be phased with this project.
Please add a note if it is all in the first phase, and phase lines if grading will
be done with both phases.
Number: 75 Created: 5/ 26/ 2006
[5/26/06] At driveway/street intersections, please provide all necessary
spot elevations (refer to Figure 7.28 in LCUASS).
Number: 76 Created: 5 / 26/ 2006
[5/26/06] Replace Detail D-6 with the standard curb and gutter details 701
and 702.
Topic: Plat
Number: 56 Created: 5 / 26/ 2006
[5/26/061 Poudre Valley REA should be signing the plat since you will be
doing work within their easement.
Number: 57 Created: 5/ 26 / 2006
[5/26/06] Easements for emergency vehicles need to be called out as
Emergency Access Easements.
Number: 58 Created: 5/ 26/ 2006
[5/26/06] Please label the sight distance easements.
Number: 59 Created: 5/ 26 / 2006
[5/26/061 Please provide us with a copy of the temporary drainage
easement on the south side of the property.
Number: 60 Created: 5 / 26 / 2006
[5/26/06] Please show actual property lines on the west side of Taft Hill Rd.
As drawn, it appears that there is only 1/2 of a street dedicated.
Number: 61 Created: 5/ 26 / 2006
[5/26/06] Provide a legend for the abbreviations on the plat. The cover
sheet does not get filed with the plat, so it's not adequate to just have them
on the cover.
Topic: Site Plan
Number: 80 Created: 5 / 31 / 2006
[5/31/061 Remove general note #6 since these are final development plans.
Number: 81 Created: 5/ 31 / 2006
[5/31/061 Please change the utility easement dimension to reflect the plat
(14.6' should be 15').
Page 4
Topic: Technical Services
Number: 82 Created: 5 / 31 / 2006
[5/31/06] Technical Services Comments:
1. Boundary and Legal Close.
2. Typo in title- see redlines, "R" is missing in Quarter.
3. Response to Q-3 (Oct. 19, 2005) on Taft, ROW incomplete, is full ROW
120'.
(I talked with J.R. in Technical services, and he would like an additional
line shown where the actual street ROW is located and a note of which book
number it was dedicated in). Please coordinate directly with J.R. if you have
any other questions on this issue.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 79 Created: 5 / 31 / 2006
[5/31 /06] EMERGENCY ACCESS EASEMENT: The Emergency Access
Easement needs to be specifically designated as such on the plat. It cannot
be called an "Access Easement", which is what the plat currently shows.
(See also Mike Chavez's comment #41 from 10/ 19/2005.) Contact Carie
Dann, phone 416.2869, if you want to further discuss the "approved
barricades" at the emergency access easement.
Department: Stormwater-Water-Wastewater Issue
Contact: Basil Hamdan
Topic: Erosion and Sediment Control
Number: 53 Created: 5/ 19 / 2006
[5/ 19/06]
May 19, 2006
1. Please submit project schedule and required calculations including
surety.
2. The pond should be utilized as a sediment trap. Also, what will protect
Harmony Road during and after the outlet pipe connection?
3. The site drains east, but is the slope sufficient that Taft Hill and the
southwest portion of the project don't need any runoff protection during
construction?
4. If the existing stormwater pipe FES at the southeast end of the site
needs to be protected per your drawing, why isn't the silt fencing
extended around this area as well?
Page 5
Innovation Island - Response to FDP staff review comments dated June
5, 2006.
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Landscape plan
Number: 87 Created: 6/5/2006
[6/5/061 There is some overlapping information on Sheet 3 of 7 of the
Landscape Plan that is somewhat illegible.
The overlap has been eliminated.
Number: 88 Created: 6/5/2006
[6/5/061 The wrought iron fences should be labeled as such on Sheet 3 of 7
of the Landscape Plan.
Done.
Number: 89 Created: 6/5/2006
[6/5/061 Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies
the building owner to be responsible for plantings in public street rights -of -
way. General Note 2 on the Site Plan specifies landscaping within adjacent
right-of-way to be maintained by the Homeowner's Association (HOA). Are
the building owners and HOA one in the same?
Reference to building owner changed to HOA.
Number: 90 Created: 6/5/2006
[6/5/061 Additional trees for screening of car headlights into homes to the
south should be planted at the south end of the drives/parking spaces east
of Buildings B & C on Sheet 4 of 7 of the Landscape Plan.
Additional trees for screening have been added.
Number: 91 Created: 6/5/2006
[6/5/061 Call out the footing depths for the 3' & 6' high wrought iron fence
details on Sheet 4 of 7 of the Landscape Plan.
Done.
Topic: Lighting
Number: 92 Created: 6/5/2006
[6/5/061 On the Lighting & Photometric Plan there is a note stating ...
"Type "A" luminaire is a standard product for Fort Collins street lighting and
may be provided and installed by the City of fort Collins utility department".
As City staff previously questioned, why would City Light & Power provide
and install these lights on private property and have they indicated that
they would?
Page 1
Doug Martine of the City Light & Power Department confirmed ability
for developer to contract with the Light & Power Department for the
installation, on -going maintenance, and monthly fighting fee of the
proposed American Revolution Cutoff, Series 247parking lot fights
(Type "A" fuminaire) as shown on the Lighting & Photometric Plan.
Therefore, the note on the note is acceptable.
Number: 93 Created: 6/ 5/ 2006
[6/5/06] The Light & Power Department indicated that the southerly
street tree along South Taft Hill Road must be adjusted to meet the City's
street light/street tree separation requirement of 40' for deciduous trees and
15' for ornamental trees. As shown on Sheet 4 of 7 of the Landscape Plan,
the most southerly proposed tree, south of the emergency drive into the
property, is an ornamental tree (Turkish Hazel) and appears to be almost 40'
from what appears to be a street light.
The ornamental tree is located 20' from the street light (drawing
scale was incorrect, has been corrected). There is insufficient space
to use a standard deciduous tree.
Topic: Site Plan
Number: 83 Created: 6/ 5/ 2006
[6/5/06] Change the year to 2006 in the signature blocks on Sheet 1 of 7,
Site Plan.
Done
Number: 84 Created: 6 / 5/ 2006
[6/5/06] General Note 2 on the Site Plan specifies landscaping within
adjacent right-of-way to be maintained by the Homeowner's Association
(HOA). Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the
building owner to be responsible for plantings in public street rights -of -way.
Are the building owners and HOA one in the same?
Reference to building owner changed to HOA.
Number: 85 Created: 6/5/2006
[6/5/06] The utilities (lines) should be removed from the Site Plan;
however, they should remain on the Landscape Plans.
Done.
Number: 86 Created: 6/ 5/ 2006
[6/5/06] The new S & 6' high wrought iron fences should be labeled on the
Site Plan. This reference could be done just in the Site Plan Legend as long
as the graphic line symbols are the same in the legend and on the plan
(which they are not currently).
Labeling has been added and Iegend corrected.
Page 2
Department: Engineering Issue Contact: Dan
DeLaughter
Topic: General
Number: 14 Created: 10/ 14/2005
[5/ 15/06] Please provide a detail.
[10/ 14/051 Please indicate a PFA approved barricade on your plans to
prevent public use of the Taft Hill access. (Detail for FC)
Number: 19 Created: 10 / 14/ 2005
[5/ 15/06] Length and location are not entirely clear.
[10/ 14/05] Provide conduit for future undergrounding of overhead lines on
SW side of the site- this should be shown and labeled on the plans.
Number: 54 Created: 5/26/2006
[5/26/061 Please see redlines for additional minor revisions.
Number: 55 Created: 5/26/2006
[5/26/06] Cover Sheet:
1. Street labeled as Horsetooth Road should actually be W. County Rd. 38E
2. Provide 2 benchmarks.
3. Some line types in the legend are still difficult to see.
Number: 62 Created: 5/26/2006
[5/26/061 Provide a detail for the fire access barricade in the detail sheets.
Number: 63 Created: 5/26/2006
[5/26/061 Striping in the parking area is too light to show up.
Number: 64 Created: 5/26/2006
[5/26/061 Please modify note 5 on sheet 6 to include any features and
utilities in the Tract. The low wall and fence are not mentioned.
Number: 66 Created: 5/26/2006
[5/26/061 Please add the standard street cut note where cuts are shown
rather than the "5' sawcut each side" note.
Number: 67 Created: 5/26/2006
[5/26/061 Cable and gas utilities appear to be running in the bottom of the
drainage ditch. Are the utilities ok with being in the ditch? And is there
anything in the drainage easement language that would prevent the ability
to locate utilities here? It may be a maintenance issue.
Number: 68
Created: 5/26/2006
Page 3
[5/26/06] Please move the fence on the north side of the property back
behind the easement line. Permission from utilities would be needed to
encroach on the easement.
Number: 70 Created: 5/26/2006
[5/26/061 The underdrain design is lacking in detail. How does the
transition from pipe to sidewalk chase work? You have 8" of gravel layer
tying into a 6" sidewalk culvert.
Number: 73 Created: 5/26/2006
[5/26/061 The drainage ditch water level is shown to come up right to the
base of the fence along the south property line. If the fence ever has to be
rebuilt on your side, it doesn't seem that you'd be able to do it without
either encroaching on the ditch, or the neighboring property.
Number: 74 Created: 5/26/2006
[5/26/06] It is unclear how the grading will be phased with this project.
Please add a note if it is all in the first phase, and phase lines if grading will
be done with both phases.
Number: 75 Created: 5/26/2006
[5/26/06] At driveway/street intersections, please provide all necessary
spot elevations (refer to Figure 7.28 in LCUASS).
Number: 76 Created: 5/26/2006
[5/26/06] Replace Detail D-6 with the standard curb and gutter details 701
and 702.
Topic: Plat
Number: 56 Created: 5/26/2006
[5/26/06] Poudre Valley REA should be signing the plat since you will be
doing work within their easement.
Number: 57 Created: 5/26/2006
[5/26/06] Easements for emergency vehicles need to be called out as
Emergency Access Easements.
Number: 58 Created: 5/26/2006
(5/26/06] Please label the sight distance easements.
Number: 59 Created: 5/26/2006
[5/26/061 Please provide us with a copy of the temporary drainage
easement on the south side of the property.
Number: 60
Created: 5/26/2006
Page 4
[5/26/061 Please show actual property lines on the west side of Taft Hill Rd.
As drawn, it appears that there is only 1/2 of a street dedicated.
Number: 61 Created: 5/ 26/ 2006
[5/26/061 Provide a legend for the abbreviations on the plat. The cover
sheet does not get filed with the plat, so it's not adequate to just have them
on the cover.
Topic: Site Plan
Number: 80 Created: 5/31 /2006
[5/31/061 Remove general note #6 since these are final development plans.
Done.
Number: 81 Created: 5/31 / 2006
[5/31/061 Please change the utility easement dimension to reflect the plat
(14.6' should be IS).
Done.
Topic: Technical Services
Number: 82
Created: 5/ 31 / 2006
[5/31/06] Technical Services Comments:
1. Boundary and Legal Close.
2. Typo in title- see redlines, "R" is missing in Quarter.
3. Response to Q-3 (Oct. 19, 2005) on Taft, ROW incomplete, is full ROW
120'.
(I talked with J.R. in Technical services, and he would like an additional
line shown where the actual street ROW is located and a note of which book
number it was dedicated in). Please coordinate directly with J.R. if you have
any other questions on this issue.
Department: PFA
Topic. Fire
Number: 79
Issue Contact: Carie Dann
Created: 5/ 31 / 2006
[5/31/061 EMERGENCY ACCESS EASEMENT: The Emergency Access
Easement needs to be specifically designated as such on the plat. It cannot
be called an "Access Easement", which is what the plat currently shows.
(See also Mike Chavez's comment #41 from 10/ 19/2005.) Contact Carie
Dann, phone 416.2869, if you want to further discuss the "approved
barricades" at the emergency access easement.
Department: Stormwater-Water-Wastewater Issue
Contact: Basil Hamdan
Topic: Erosion and Sediment Control
Number: 53 Created: 5/ 19/2006
[5/ 19/061
May 19, 2006
Page 5
Citv of Fort Collins
Planning
FINAL PLAN
REVISION COMMENT
SHEET
DATE: June 28, 2006 RECEIVED
TO: Technical Services JUL o E zoos
PROJECT PLANNER: Steve Olt "...
#40-05B Innovation Island First Filing PDP — Final Plans
SECOND ROUND OF FINAL PLAN REVIEW
Please return all comments to the project planner no later than the staff
review meeting:
July 19, 2006
Note --Please identify your redlines for future reference
gwn}vpR y Lt�.A[ C7aSE.
❑ No Problems
Problems or Concerns (see below, attached, or DMS)_
Name (please print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other
_Utility _Redline Utility _Landscape City of Fort Collins
Number: 12 Created: 11/30/2004
(3/27/05] These easements are still not noted to be vacated.
[11/30/04] Several lots are shown to overlap a drainage easement, and while it would
be possible to still build structures on Lots 37 and 29, Lot 38 would be unbuildable.
Can the easement be vacated within these lots? Please work with the Stormwater
Department.
Top/cr S/he p/an
Number: 17 Created: 11/30/2004
[3/27/05]
[11/30/041 Please show all easements on the site plan.
Number: 18 Created: 11/30/2004
[3/27/05]
[11/30/04] Please label all sidewalk, parkway, and driveway widths (to standard).
Topic. Sfr "t design
Number: 80
Created: 3/27/2005
[3/27/05] Please provide 8' cross -pans where Woodrow meets Triangle and Avondale.
Number: 81
Created: 3/27/2005
[3/27/05] Please keep manholes out of wheel paths, especially bike lanes.
Number:82
Created: 3/27/2005
[3/27/05] Avondale Rd - It is unclear whether you are proposing to completely revise
the existing plans for Avondale. The proposed centerline profile has grades much
lower than the flowline profiles already approved. Please clarify and provide station
equations to tie this design to the existing approved design by Nolte. If a new design
is proposed, please provide new 500' offsite design to the east.
Number: 83
Created* 3/27/2005
[3/27/05] Please show how the proposed striping on Triangle connects to existing
striping northeast of the site.
Number: 84
Created: 3/27/2005
[3/27/05] Triangle drive - why is a proposed centerline shown when Triangle is already
built? Are you proposing rebuilding the entire street? Please show the existing
centerline of triangle, the existing flowline profile and'the proposed flowline profile
and provide enough elevations to determine whether the proposed flowline and
resultant cross -slopes will work. The proposed additional pavement slope should be
greater than or equal to the slope of the existing roadway. The design speed for
Triangle is 40 mph, not 25.
Page 5
Number: 85 Created: 3/27/2005
[3/27/05] Please provide intersection spot elevations per LCUASS.
Topic: Wooanrow Dr/re p/an and profile
Number: 31 Created: 11/30/2004
[3/27/05] The southern curve does not meet the minimum arc length requirement
(100' ). Please revise.
(11/30/04] Label the horizontal curve(59) and provide radii and lengths.
Number: 33 Created: 11/30/2004
(3/27/05] Please remove pavement notes from cross -sections as well.
[11/30/04] Please remove note 2. Pavement designs shall be approved separately by
the City Engineer.
Department: Light 6 Power Issue Contact: Rob Irish
Topic: Light of Power
Number: 71 Created: 3/22/2005
[3/22/051 Strongly recommend utility coordination meeting for Tract T. Due to
limited space for utilities there doesn't seem to be any room for electric to install its
facilities around water and sewer.
Number: 72 Created: 3/22/2005
[3/22/05] Strongly recommend coordinating utilities on Tract N due to the 45' wide
lots. Paired water services will pose a problem with electric facilities. Please separate
these services. Will need to coordinate gas and electric service to the lots in order to
meet required separation. Driveway placement, gas service and electric service will
need to be shown on the plans to accomplish this. Again, a utility coordination meeting
is recommended.
Number: 73
[3/22/051.
Department: Natural Resources
Topic: Light 6 Power
Number: 74
[3/23/05] No Issues.
Department: Police
Topic: Senora/
Number: 75
[3/23/05] No comments
Created: 3/22/2005
Issue Contact: Doug Moore
Created:3/23/2005
Issue Contact: Joseph Gerdom
Created:3/23/2005
Page 6
Department: Stormwater Utility
Topic: Detention Pond 5#11Woy
Number: 77
Issue Contact: Basil Hamdan
Created:3/24/2005
[3/24/05] The detention pond spillway seems to be directed toward private property
in Shenandoah, future development as currently designed. If the spillway crest
elevation is designed at the 100-year water surface elevation, then a downstream
drainage easement from the owner of the Shenandoah property would be required. If
an additional 1 foot of freeboard between the 100 year pond water surface elevation
and the spillway crest elevation is incorporated into the pond design, then no
downstream easement would be required.
Topic: Ovn/nage Basin Desfyn
Number: 45 Created: 11/30/2004
[3/24/05] Please provide a detention summary table on the drainage plan.
[11/30/04] It is unclear how the site is being graded as the proposed grading was not
shown on the grading plan.
Please explain where is basin J going as this part of the site appears to be draining
with no control to the east. City regulations do not allow flows to be draining onto
neighboring properties that are in excess of historic rates. Please make sure that not
only the rates are not exceeded, but also that these flows are not concentrated in a
manner that is different than historical.
Since Basin I is being directed towards Triangle Drive, it is not clear that the
downstream conveyance capacities were sized to accommodate these flows, please
provide supporting documentation showing what was assumed to be coming from this
site and make sure that the actual flows from this site do not exceed the assumed
rates.
Topic: Erosion and Sedinwrt cw►tm/
Number: 76 Created: 3/24/2005
[3/24/05]
March 23, 2005
1. In the report the table of contents and the actual page numbers of the
sediment/erosion control portion do not match.
2. Sediment/Erosion control notes on the plan (Sheet 4) must be replaced with the
new standard Fort Collins notes. Retain any notes that are specific to this project.
3. The plan is preliminary and incomplete. Review of stormwater management plan
will be made when complete submittal is received.
Page 7
Topic: Eroding
Number: 47
[3/24/05]
Created:11/30/2004
[11/30/04] Please show how the grading will tie to adjacent property to the east and
to the south. Make sure no adverse impact will happen to existing lots, and no flows
are drained onto the property to the east.
Topic: Plot
Number: 50
Created;11/30/2004
[3/24/05] Please vacate add note Specifying that existing drainage easement located
on Tract T is being vacated by the replat of Tract T.
[11/30/041 Will the exiting drainage easement on Tract T be vacated by this plat, if it
is need to show how the flows that were routed through that easement are now being
handled. The existing easement covering part of Lots 29, 37 and 38 will need to be
vacated to allow development to take place in this area.
Topic. Retaining wail
Number: 51 Created: 11/30/2004
[3/24/05]
[11/30/04] At final, please provide retaining wall detail as well as top and bottom of
wall elevations
Department: Transportation Planning Issue Contact: David Averill
Topic: site plan
Number: 70 Created: 3/22/2005
[3/22/05] Please align the crosswalk romps on the north side of Avondale at Woodrow
so that the crossing is perpendicular to the roadway. The eastern ramp of this
crossing is slightly askew to the south. Thanks.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 1 Created: 11/18/2004
[3/16/05]
[11/18/04] Remove topography lines from Final site plan, when submitted.
exw+►**w**a+r*,t**,++r+nr*x+r*w+r*w+r.**+r+rw+r**w*+►*caw***,r*,ea***+r+r*,e,e*w*x,eynt*******x****
This completes staff (and outside reviewing agencies) review and comments at this
time. Red -lined plan from City departments are included with this comment letter.
Additional comments and red -lined plans may be forthcoming. Another round of staff
review is determined to be necessary. This proposal is subject to the 90-day
Page 8
revision re -submittal requirement (from the date of this comment letter, being
April 6, 2005) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure
and return all of vour red -lined pLQlNJ%hP you re submit The number of copies of
each document to re -submit is shown on the attached Revisions Routing Sheet.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at 221-6341.
Yours Truly,
Steve Olt
City Planner
cc. Katie Moore
Loonan 6 Associates
Heyne-Schuster, Inc.
Current Planning File #55-84N
Page 9